By WAYNE PORTER 

If you’re thinking about buying a home in 2026, now is the time to start getting ready. The good news for consumers is that the market is shifting in ways that create more opportunity—and more negotiating room—than buyers have had in recent years. 

Inventory is rising across the region, some local markets are edging closer to balanced conditions, and sellers are adjusting expectations.

At the same time, national forecasts point to a pickup in activity next year. The National Association of Realtors® (NAR) is projecting a 14% increase in home sales and a 4% rise in prices in 2026. Given current local conditions, the Tri-Cities market could outperform that outlook. 

Locally, the 11-month year-to-date median home price is up 5.4%, with a modest additional increase likely by year’s end—assuming economic conditions remain steady. Against that backdrop, buyers who prepare early will be best positioned to take advantage of what’s ahead. 

Do Your Homework – Locally 

One of the biggest mistakes buyers make is relying too heavily on national headlines. Real estate is hyper-local, and what’s happening in major metro areas doesn’t always reflect conditions here at home. 

For example, national media reports often cite a U.S. median single-family home price in the $385,000 range. Locally, the median price is closer to $260,000 – a meaningful difference that shapes affordability, competition, and negotiation strategies. 

A good place to start is the Northeast Tennessee Association of Realtors® (NETAR), which offers a wide range of local market updates, sales data, and sub-market insights. These resources -available on the NETAR website and Facebook page – help buyers to understand where prices are rising fastest, where inventory is loosening, and which areas are seeing the most activity. 

Understand Your Loan and Mortgage Options 

Before you ever step into a showing, get pre-qualified by a lender. This gives you a clear sense of what you can afford and strengthens your position when it’s time to make an offer. It’s a good idea to talk to several lenders to examine what they offer before making a decision. 

Today’s buyers also have more loan options than they realize. In addition to conventional mortgages, FHA, USDA, and VA loans can be excellent tools, particularly for first-time buyers or those with specific financial profiles. Many lenders also offer special programs designed to reduce upfront costs or expand eligibility. 

Mortgage rates are widely expected to settle into the 6% range in 2026, but rates can vary—and even small differences can significantly affect monthly payments. Exploring options early helps you choose the program that best fits your budget and long-term plans. 

Partner With the Right Local Realtor® 

The right Realtor® can make all the difference. Local professionals bring deep knowledge of neighborhoods, pricing trends, and negotiation strategies that online searches can’t replicate. 

It’s smart to interview several agents before choosing one. Ask questions. Check references. Look for someone whose experience aligns with your needs—whether that’s a first-time purchase, downsizing, or planning accessibility later in life. 

Buying a home is a complex process with many moving parts. A trusted Realtor® helps you navigate inspections, negotiations, contracts, and closing details—while keeping the transaction moving forward. 

Temper Expectations, Stay Grounded 

While conditions are improving for the buyer, realism is still essential. Mortgage calculators can help you estimate monthly payments, but remember to account for closing costs, inspections, insurance, taxes, and moving expenses. These “extra” costs can add up quickly. 

Most financial experts recommend keeping total housing costs around 30% of gross income. Touring dream homes can be fun, but shopping far above your comfort zone often leads to frustration and delays. 

Be Patient and Persistent 

Home buying rarely goes exactly as planned. Inspections uncover issues. Appraisals come in low. Timelines shift. That’s normal. 

The key is patience and persistence. Many problems can be resolved, and when they can’t, there are usually alternatives. This is where having a steady, experienced Realtor® truly matters—someone who can guide you through the bumps and keep the bigger picture in focus. 

Buying a home isn’t just a financial transaction; it’s a personal journey. Preparing now—by learning the market, understanding your finances, and building the right professional team—puts you in a strong position to make 2026 your year to buy with confidence.